46 S Franklin St · Dallastown, PA 17313

$159,900

3 bd · 1.5 ba · 1,888 sqft · Townhouse public records · 5 Days on market

Built 1940 4,530 sqft lot Est $223k · 28% under

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +23.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +6.5/10.0
• Schools +4.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2 story brick semi detached in Dallastown Boro with recent updates! New roof in 2018, new water heater, electrical box, and carpet. This 3 bedroom, 1 and a half bath home features a welcoming covered front porch that has been updated along with a new front door. The spacious first floor has been set up as a living room, family room along with a large kitchen with plenty of cabinets and new appliances. 3 bedrooms and a full bath is located on the 2nd floor. The home has a nice size rear yard and backs up to green space. 1 Car detached garage and off street parking for 4 cars.

Key facts

• Garage
• Built 1940
• Listed 5 days

Property features AI

Finance

• Other: Above-grade finished area listed as 1,888 (assessor)

Exterior

• Parking: Detached garage (1 car); Three off-street parking spaces; Four total parking spaces
• Utilities: Public water; Public sewer; Electric cooling fuel; Natural gas hot water
• Home design: Semi-detached home; Fee simple ownership
• Construction: Brick construction; Permanent foundation; Above-grade and below-grade structures
• Exterior features: Not in a federal flood zone; No tidal water nearby

Interior

• Bedrooms: Three bedrooms on the upper level
• Flooring: Luxury vinyl plank; Carpet
• Bathrooms: One full bathroom
• Heating & cooling: Hot water heating; Natural gas heating fuel; Window air conditioning units (electric)
• Interior features: Full poured-concrete basement with outside entrance; Two or more access/exit points

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $160k.

Deal economics

• At list price, monthly cash flow is $305 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).

Location & tenants

• Location reads 69/100 on livability (#854 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: employment D+, amenities F, commute F.
• Dallastown Area SD (suburban): math 47% / reading 63% proficiency, ranked #102 of 539 in PA (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Dallastown Area Shs (math 71% / reading 24%, grade D, #164 of 437 statewide, top 38%, 2,014 students, 33% FRL).
• Market conditions: 43 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,328 units permitted in York County in 2024 (338 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 24y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $118k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,900

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.15% ✓
• Cap rate: 8.58%
• Cash-on-cash: 8.17%
• DSCR: 1.36
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $222,784
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
122 S Pleasant Ave	0.59mi	3/2.0	1,872 (-1%)	8mo	$185,000	$99	62
351 Clay Ave #15	0.37mi	3/2.5	1,900 (+1%)	19mo	$234,000	$123	62
39 E Howard St	0.47mi	3/1.0	1,800 (-5%)	9mo	$213,000	$118	60
353 W Chestnut St #16	0.37mi	3/2.5	1,684 (-11%)	1mo	$250,000	$148	60
125 S Walnut St	0.39mi	3/1.5	1,680 (-11%)	4mo	$190,000	$113	60
234 S Pleasant Ave	0.60mi	3/1.5	1,959 (+4%)	14mo	$210,000	$107	54
31 N Pleasant Ave	0.62mi	3/2.0	1,744 (-8%)	16mo	$110,227	$63	43
327 Clay Ave #26	0.37mi	3/2.5	1,638 (-13%)	19mo	$235,000	$143	41
257 S Pleasant Ave	0.63mi	4/2.5 (+1)	1,610 (-15%)	9mo	$219,900	$137	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.8%
• Equity multiple: 0.86×
• Total profit: $-6,437
• Equity at exit: $23,842

10-year hold

• IRR: 5.9%
• Equity multiple: 1.44×
• Total profit: $19,616
• Equity at exit: $13,825

Cash invested: $44,772 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Pennsylvania: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

10-day notice; Philadelphia has eviction-court diversion + some protections; otherwise moderate.

Methodology + full state rankings →

ZIP-level market 17313

• Home prices YoY: -26.5%
• Active inventory: 43
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,836 high
• Mortgage (P&I): −$839
• Tax from tax record: −$241 /mo · $2,887/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $305

Break-even live

Break-even rent $1,450

Max offer price $159,900

Occupancy floor 78%

Sensitivity live

Price	-10% $395	-5% $350	+0% $305	+5% $260	+10% $214
Rent	-10% $160	-5% $232	+0% $305	+5% $377	+10% $450
Rate	-1.0pp $385	-0.5pp $346	base $305	+0.5pp $263	+1.0pp $221

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2992 Herrlyn Ct Dallastown, PA	2.0	1.0	2100	$1,475	$0.70	24d	1	0.39mi
306 Orchard Ct Red Lion, PA	2.0	1.5	1300	$1,495	$1.15	24d	1	1.17mi
224 Sienna Ln Yoe, PA	3.0	2.5	1252	$1,979	$1.58	24d	1	1.17mi
406 Valor Way Red Lion, PA	3.0	2.5	1252	$1,875	$1.50	24d	1	1.26mi
259 Stratford Dr Red Lion, PA	4.0	2.5	1625	$2,250	$1.38	46d	1	1.27mi
66 Cadbury Dr Red Lion, PA	4.0	2.5	1625	$2,250	$1.38	16d	1	1.35mi
198 Cadbury Dr Red Lion, PA	4.0	2.5	1625	$2,250	$1.38	16d	1	1.37mi
321 Avon Dr Red Lion, PA	3.0	2.5	1720	$2,050	$1.19	46d	1	1.40mi

Listing history 35 events

1. 2026-06-03
   status $159,900 Pending 5 DOM
2. 2026-06-02
   days on market $159,900 Active 5 DOM
3. 2026-06-01
   days on market $159,900 Active 4 DOM
4. 2026-05-31
   days on market $159,900 Active 3 DOM
5. 2026-05-30
   days on market $159,900 Active 2 DOM
6. 2026-05-28
   listed $159,900 Active
7. 2026-05-28
   historical $159,900
8. 2019-02-21
   soldstatus $118,400
9. 2019-02-21
   soldstatus $118,400
10. 2019-02-18
    soldstatus $118,400 Closed 591-char remark

    Show marketing remark (591 chars)

    Charming 2 story brick semi detached in Dallastown Boro with recent updates! New roof in 2018, new water heater, electrical box, and carpet. This 3 bedroom, 1 and a half bath home features a welcoming covered front porch that has been updated along with a new front door. The spacious first floor has been set up as a living room, family room along with a large kitchen with plenty of cabinets and new appliances. 3 bedrooms and a full bath is located on the 2nd floor. The home has a nice size rear yard and backs up to green space. 1 Car detached garage and off street parking for 4 cars.

11. 2018-12-18
    status Pending 591-char remark

    Show marketing remark (591 chars)

    Charming 2 story brick semi detached in Dallastown Boro with recent updates! New roof in 2018, new water heater, electrical box, and carpet. This 3 bedroom, 1 and a half bath home features a welcoming covered front porch that has been updated along with a new front door. The spacious first floor has been set up as a living room, family room along with a large kitchen with plenty of cabinets and new appliances. 3 bedrooms and a full bath is located on the 2nd floor. The home has a nice size rear yard and backs up to green space. 1 Car detached garage and off street parking for 4 cars.

12. 2018-12-07
    listed $120,000 Active 591-char remark

    Show marketing remark (591 chars)

    Charming 2 story brick semi detached in Dallastown Boro with recent updates! New roof in 2018, new water heater, electrical box, and carpet. This 3 bedroom, 1 and a half bath home features a welcoming covered front porch that has been updated along with a new front door. The spacious first floor has been set up as a living room, family room along with a large kitchen with plenty of cabinets and new appliances. 3 bedrooms and a full bath is located on the 2nd floor. The home has a nice size rear yard and backs up to green space. 1 Car detached garage and off street parking for 4 cars.

13. 2018-11-02
    historical
14. 2018-10-24
    price $129,900
15. 2018-09-20
    historical
16. 2018-09-15
    price $134,900
17. 2018-09-15
    price $134,900
18. 2018-08-13
    listed $138,000 Active
19. 2018-08-10
    listed $138,000 Active
20. 2010-09-22
    soldstatus $123,500
21. 2010-09-20
    soldstatus $123,500
22. 2010-08-03
    listed $123,500
23. 2010-01-11
    historical
24. 2006-10-18
    soldstatus $115,900
25. 2006-10-13
    soldstatus $115,900
26. 2006-07-30
    historical
27. 2006-07-26
    listed $115,900
28. 2006-07-26
    historical
29. 2006-01-30
    listed $112,900
30. 2004-03-22
    soldstatus $69,900
31. 2004-01-30
    historical
32. 2003-09-29
    listed $69,900
33. 2002-09-09
    listed $79,900
34. 1992-09-14
    soldstatus $62,500
35. 1988-10-25
    soldstatus $62,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast PA · Partial reset (capped growth)

• Current annual tax: $2,887 · $241/mo
• Projected year-2 tax: $2,887 · $241/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,036
• − Mortgage interest: −$8,957
• − Property taxes: −$2,887
• − Insurance: −$800
• − Repairs & maintenance: −$1,763
• − Management: −$1,763
• − Depreciation: −$4,652
• Taxable income: $1,215
• Est. tax owed @ 24.0%: −$292
• After-tax cash flow: $3,368/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Dallastown Area SD
• NCES district ID: 4207230
• Math proficiency: 47% ▼ -5.00%
• Reading proficiency: 63% ▼ -9.00%
• Median HH income: $61,805
• Composite: 48.0/100
• National rank: #2199
• State rank: #102 of 539 in PA

Livability — Dallastown

• Score: 69/100
• State rank: #854
• US rank: #8965

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment D+ Housing A Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dallastown, PA
• Population (ZIP): 11,263

Population outlook (York County) Hauer SSP2

• Today (2025): 454,205 people
• By 2030: 457,407 · +0.7%
• By 2040: 457,529 · +0.7%
• By 2050: 448,261 · -1.3%
• By 2075: 427,388 · -5.9%
• By 2100: 384,218 · -15.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 9% Hispanic / Latino 5% Black 5%
• Common ancestry: Romanian 5% Serbian 2% Iranian 2%
• Foreign-born: 3% · China, Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · York

• 2024 margin: Strong R (+25.3) · D 36.9% · R 62.1%
• 2008→2024 swing: -11.7pp toward R · 2008: -13.6pp · 2024: -25.3pp
• All cycles: 2024: R+25.3 2020: R+24.6 2016: R+29.3 2012: R+21.2 2008: R+13.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -93.45%
• Current HPI: 258.6397
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

Industry mix (Fortune 500 HQ in PA)

Industry	F500 HQs	Revenue
▸Healthcare	2	$309B
▸Insurance	2	$27B
▸Telecommunications / Media	1	$124B
▸Industrial Distribution	1	$22B
▸Financial Services	1	$20B
▸Chemicals / Materials	1	$18B

Price history

+155.8% since first listed

30 events — show timeline

• 2026-05-28 Listed $159,900 BRIGHT MLS
• 2026-05-28 Coming Soon $159,900 BRIGHT MLS
• 2019-02-21 Sold (Public Records) $118,400 Public Records
• 2019-02-21 Sold (Public Records) $118,400 Public Records
• 2019-02-18 Sold (MLS) $118,400 BRIGHT MLS
• 2018-12-18 Pending — BRIGHT MLS
• 2018-12-07 Listed $120,000 BRIGHT MLS
• 2018-11-02 Listing Removed — BRIGHT MLS
• 2018-10-24 Price Changed $129,900 BRIGHT MLS
• 2018-09-20 Listing Removed — BRIGHT MLS
• 2018-09-15 Price Changed $134,900 BRIGHT MLS
• 2018-09-15 Price Changed $134,900 BRIGHT MLS
• 2018-08-13 Listed $138,000 BRIGHT MLS
• 2018-08-10 Listed $138,000 BRIGHT MLS
• 2010-09-22 Sold (Public Records) $123,500 Public Records
• 2010-09-20 Sold (MLS) $123,500 BRIGHT MLS
• 2010-08-03 Listed $123,500 BRIGHT MLS
• 2010-01-11 Listing Removed — BRIGHT MLS
• 2006-10-18 Sold (Public Records) $115,900 Public Records
• 2006-10-13 Sold (MLS) $115,900 BRIGHT MLS
• 2006-07-30 Listing Removed — BRIGHT MLS
• 2006-07-26 Listing Removed — BRIGHT MLS
• 2006-07-26 Listed $115,900 BRIGHT MLS
• 2006-01-30 Listed $112,900 BRIGHT MLS
• 2004-03-22 Sold (MLS) $69,900 BRIGHT MLS
• 2004-01-30 Listing Removed — BRIGHT MLS
• 2003-09-29 Listed $69,900 BRIGHT MLS
• 2002-09-09 Listed $79,900 BRIGHT MLS
• 1992-09-14 Sold (Public Records) $62,500 Public Records
• 1988-10-25 Sold (Public Records) $62,500 Public Records

Property tax history

+1.8%/yr

Latest (2025): $2,887 · +0.0% YoY. Source: county tax records.